--- title: "85% LTV Mortgages" description: "85% LTV mortgages: 15% deposit residential lending, 85% buy to let (the highest landlord leverage we see) and the rent it needs, and mortgages to age 85." url: "https://mortgagelane.com/mortgages/85-ltv-mortgages" site: "Mortgage Lane" collection: "mortgages" date: "2026-09-11" author: "Joseph Lane" category: "Mortgages" reviewed: "2026-10-08" reading_time: "19 min" byline: "Joseph Lane" author_credentials: "CeMAP · FCA authorised firm" language: "en-GB" robots: "index,follow" --- # 85% LTV Mortgages 85% LTV mortgages: 15% deposit residential lending, 85% buy to let (the highest landlord leverage we see) and the rent it needs, and mortgages to age 85. 85% LTV mortgages: 15% deposit residential lending, 85% buy to let (the highest landlord leverage we see) and the rent it needs, and mortgages to age 85. [Loan-to-value (LTV)](https://mortgagelane.com/definitions?term=loan-to-value) Lending and affordability Borrowing expressed as a percentage of the property value the lender is using. A quote should say which loan amount and which valuation basis its LTV calculation uses. [Read the full definition of Loan-to-value (LTV)](https://mortgagelane.com/definitions?term=loan-to-value) ## Expert advice on 85% LTV Mortgages Speak to a Mortgage Lane adviser about your options. ## In short An 85% LTV mortgage is a mortgage at 85% loan-to-value: a loan of 85% of the lower of the purchase price and the valuation, with a 15% deposit, or 15% equity on a remortgage. ## What is an 85% LTV mortgage? **An 85% LTV mortgage is a mortgage at 85% loan-to-value: a loan of 85% of the lower of the purchase price and the valuation, with a 15% deposit, or 15% equity on a remortgage.** In residential lending, 85% is a common pricing tier boundary: lenders usually price in loan-to-value bands, so an 85% product is usually priced below a 90% one, and on the cases we arrange there are fewer options at 90% for [adverse credit](https://mortgagelane.com/definitions#def-adverse-credit) and new-build flats, so a 15% deposit widens the choice. In buy to let, 85% is the highest loan-to-value we see on the cases we arrange, and the loan is capped by the rental coverage test at the lender's [interest coverage ratio](https://mortgagelane.com/definitions#def-interest-coverage-ratio) under the PRA's [SS13/16](https://www.bankofengland.co.uk/prudential-regulation/publication/2016/underwriting-standards-for-buy-to-let-mortgage-contracts-ss) framework as well as by loan-to-value. Residential 85% mortgages are regulated under the Financial Conduct Authority's [MCOB](https://www.handbook.fca.org.uk/handbook/MCOB/) rules. Buy to let lending to a landlord for investment is generally not a regulated mortgage contract, although [consumer buy to let](https://mortgagelane.com/definitions#def-consumer-buy-to-let-mortgage) has its own rules. ## 85% LTV mortgage rates **Residential pricing is usually tiered by loan-to-value, and 85% sits below the 90% tier.** A 15% deposit therefore lowers the payment twice, through the smaller balance and through the lower tier. Buy to let products at 85% usually price above lower-leverage buy to let products, because the lender is at the top of its risk appetite. On buy to let the product term can matter as much as the rate, because lenders commonly stress a five-year fix at a lower rate than a two-year product (see the buy to let section), so 85% buy to let products are compared first on the loan the rent supports and then on price. Buying with a 15% deposit, remortgaging with 15% equity, or a landlord looking for the highest leverage on a purchase? **Get in touch** with your deposit or equity, the property and, for buy to let, the rent you expect. ## 85% LTV mortgage criteria **Residential criteria at 85% follow each lender's standard affordability and credit rules; buy to let turns on the rent test, the structure and the borrower's age.** Positions described as our experience are what Mortgage Lane sees on the cases it arranges with the lenders it uses; they are not a market rule, a panel promise or an offer. Named lender rules are taken from that lender's own published criteria on the date shown and can change. Every case is subject to status and lender criteria. ## 85% LTV mortgage criteria *85% LTV mortgage criteria* | Criterion | Value | | --- | --- | | Residential: loan-to-value | 85% of the lower of price and valuation; 15% deposit or equity | | Residential: availability | Purchases and remortgages, subject to lender criteria. On the cases we arrange, lenders go up to 95% on new-build flats, so new-build rules do not normally cap an 85% loan | | Residential: affordability and credit | Standard residential affordability and credit scoring; adverse credit through some specialist lenders, with fewer options at 90% on the cases we arrange | | Buy to let: loan-to-value | Varies by lender, property, loan size and landlord; some lenders stop at 75% or 80%. In our experience 85% is the maximum | | Buy to let: valuation | The lender's valuation, with the valuer's rental figure driving the rent test; for HMOs and blocks the basis (comparable, bricks-and-mortar or income-led) varies by lender | | Buy to let: rental coverage | Commonly 125% for limited companies and basic-rate taxpayers and 145% for higher-rate personal borrowers, at the lender's stress rate, which we commonly see at around 5.5% on two-year and 4.5% on five-year fixes. Often the limit at 85% | | Buy to let: structure | On the cases we arrange, 85% is available in personal names, through limited companies (SPVs) and to portfolio landlords; portfolio landlords are also assessed across the portfolio | | Buy to let: property | Houses and flats; HMOs, blocks and non-standard construction follow each lender's limits, some at lower LTVs. In our experience a block of up to six units on a block valuation can reach 85% | | Age | Each lender sets a maximum age at the end of the term; some set none. Example: Vida Homeloans' published FAQs state no upper age limit at the end of the term on buy to let (checked 1 October 2026). See the age section | | Repayment type | Residential: capital repayment; residential interest-only usually tops out at 75% LTV on the cases we arrange. Buy to let: interest-only standard | | Deposit source | Savings, gifts with a gift letter, equity; buy to let deposits from savings, equity or a limited company's funds | ## Types of 85% mortgage, and who each is for ### 85% residential mortgages for first-time buyers and movers With a 15% deposit, a buyer borrows at a tier usually priced below 90%. First-time buyers in England and Northern Ireland get [stamp duty](https://mortgagelane.com/definitions#def-stamp-duty-land-tax) relief up to £300,000, with no relief on a price above £500,000; movers use the equity from their sale as the deposit. The [first-time buyer mortgage guide](https://mortgagelane.com/guides/first-time-buyer-mortgage-guide) covers the schemes and structures open to first-time buyers, and the tiers above are on [90% LTV mortgages](https://mortgagelane.com/mortgages/90-ltv-mortgages) and [95% mortgages](https://mortgagelane.com/mortgages/95-percent-mortgages). **Get in touch** with your income, deposit and the property. ### 85% remortgages A borrower with 15% equity at the end of a fixed rate can compare 85% remortgage products across the remortgage market with a [product transfer](https://mortgagelane.com/definitions#def-product-transfer) from the existing lender. Capital raising at 85% for home improvements or [debt consolidation](https://mortgagelane.com/mortgages/debt-consolidation-mortgages) is assessed on affordability, as on a purchase. **Get in touch** with your balance, estimated value and fixed-rate end date. ### 85% mortgages on flats and new builds On the cases we arrange, lenders go up to 95% on new-build flats, so new-build rules do not normally limit an 85% loan on a flat, although each lender still applies its own new-build and leasehold rules. The lease, service charge and building position are assessed as on any flat ([mortgage for a leasehold flat](https://mortgagelane.com/mortgages/mortgage-for-leasehold-flat); [investing in new builds and conversions](https://mortgagelane.com/insights/investing-in-new-builds-and-conversions)). **Get in touch** with the lease and developer details. ### 85% mortgages with adverse credit Some specialist lenders consider adverse credit at 85%, with pricing that reflects the credit position. On the cases we arrange there are fewer options for adverse credit at 90%, and adverse credit lending usually stops at about 90%, so a 15% deposit leaves a wider choice than a 10% or 5% one. Our [IVA mortgages](https://mortgagelane.com/mortgages/iva-mortgages) page works through the deposit needed at each loan-to-value limit after an IVA. Our [declined mortgages](https://mortgagelane.com/insights/declined-mortgages) page covers the recovery sequence. **Get in touch** with your credit report. ## 85% LTV buy to let mortgages **An 85% LTV buy to let mortgage is the highest leverage we see for a landlord, and at 85% the rental coverage test often limits the loan before the loan-to-value does.** Buy to let maximums vary by lender, property, loan size and the landlord's circumstances, and some lenders' buy to let lending stops at 75% or 80%. Where 85% is offered, the lender's own property, valuation and credit conditions apply and, decisively, the rent must cover the stressed interest on the larger loan at the lender's ratio. Limited companies and basic-rate taxpayers are commonly tested at 125%, and higher-rate personal borrowers at 145%. The stress rate depends on the product: on the cases we arrange, lenders commonly stress five-year fixes at around 4.5% and two-year fixes at around 5.5% (stress rates are lender criteria and change), so the structure and the product term decide whether 85% is reachable before the rent is even known. In our experience 85% is available in personal names, through limited companies ([SPVs](https://mortgagelane.com/definitions#def-spv-mortgage)) and to [portfolio landlords](https://mortgagelane.com/definitions#def-portfolio-landlord), and 85% is the ceiling. Some property types follow different rules. An [HMO](https://mortgagelane.com/definitions#def-hmo) depends on the lender's HMO criteria and on the valuation basis (a comparable, bricks-and-mortar valuation as a house, an income-led valuation or a commercial valuation), which our [HMO mortgages guide](https://mortgagelane.com/guides/hmo-mortgage-guide) explains. [Multi-unit freehold blocks](https://mortgagelane.com/definitions#def-mufb) have their own limits: in our experience 85% is currently available on a block of up to six units valued as a block, and 80% is the most we see where the lender uses an aggregate valuation. Lenders set their own rules for non-standard construction, and some set a lower maximum loan-to-value. A below-market-value purchase is not a way round the rules either: most buy to let lenders still lend on the lower of the price and the valuation, and only a few accept a genuine family discount as the deposit ([BMV mortgages](https://mortgagelane.com/mortgages/bmv-mortgages)). Portfolio landlords, with four or more mortgaged buy to let properties, are also underwritten across the whole portfolio ([portfolio mortgages](https://mortgagelane.com/mortgages/property-portfolio-mortgages)), and the full stress-testing mechanics are in our [buy to let guide](https://mortgagelane.com/guides/buy-to-let-mortgage-guide). **Get in touch** with the property, the rent and your tax position, and we will tell you whether 85% is reachable and on which structure. On an illustrative £170,000 buy to let loan, a limited company on a five-year fix tested at 125% and 4.5% needs about £797 a month of rent, while a higher-rate personal borrower on a two-year fix at 145% and 5.5% needs about £1,130. ## Mortgages up to age 85 **A mortgage that runs to age 85 is a later-life lending question: each lender sets a maximum age at the end of the term and looks at income in retirement as well as the borrower's age.** The maximum differs by lender: on the cases we arrange some lenders set no upper age limit and others may cap the age at the end of the term at 85. Lenders setting a maximum age cap the term so it ends by it, which shortens the term for older borrowers and raises the payment. Later-life lenders assess retirement income, including pensions and investments, allow terms that run into the borrower's eighties, and offer retirement interest-only mortgages, on which the interest is paid monthly and the capital is repaid on sale, death or a move into care. Buy to let affordability rests on the rent through the coverage test, so some buy to let lenders set no maximum age. For example, Vida Homeloans, which lends up to 85% on buy to let, says in its published intermediary FAQs that it has no upper age limit at the end of the term on buy to let ([Vida Homeloans intermediary FAQs](https://www.vidahomeloans.co.uk/intermediaries/intermediary-faqs), checked 1 October 2026). That is one lender's published rule, it can change, and it is not a decision on any application. Lifetime mortgages, a form of [equity release](https://mortgagelane.com/mortgages/release-equity-from-your-home), are separately regulated, do not require monthly payments and are advised on under their own rules. **Get in touch** with your age, income sources and the term you want. The lenders that lend to age 85 and beyond are specific, and the product depends on the income behind it. ## How an 85% mortgage is arranged 1. **Residential or buy to let.** For a home, income and credit at the lender's 85% tier; for buy to let, the rent, the structure and the property type; for an older borrower, age against the lender's maximum at the end of the term. 2. **Lender match and agreement in principle.** For buy to let, the lender is chosen on the rent test and the structure. 3. **Full application and valuation.** A standard residential valuation or, for buy to let, a comparable valuation with the valuer's rental figure driving the loan. 4. **Offer and completion.** Offer, legal work and completion; for buy to let, the tenancy position in place. ## The 85% arithmetic **For a home buyer 85% is a payment and a pricing tier, for a landlord it is a rent test, and for an older borrower it is a term.** ### Step 1. The residential payment across tiers An illustrative £200,000 purchase over a 30-year term, with the illustrative 5.2% rate used across our guides held constant: ## Step 1: payment by loan-to-value *Step 1. Payment by loan-to-value* | Loan-to-value | Deposit | Loan | Monthly payment | | --- | --- | --- | --- | | 95% | £10,000 | £190,000 | £1,043.31 | | 90% | £20,000 | £180,000 | £988.40 | | 85% | £30,000 | £170,000 | £933.49 | *Illustrative arithmetic on hypothetical figures. 5.2% is not a product rate, and each tier down usually carries a lower rate in practice. Not an offer of finance.* ### Step 2. The buy to let rent test at 85% The same £200,000 property bought as a buy to let at 85%, a £170,000 loan, must earn enough rent to cover the stressed interest at the lender's ratio: ## Step 2: rent required at 85% *Step 2. Rent required at 85%* | Borrower and product | Coverage | Stress rate (illustrative) | Rent required | | --- | --- | --- | --- | | Limited company or basic-rate taxpayer, five-year fix | 125% | 4.5% (five-year fix) | £796.88 a month | | Higher-rate personal borrower, two-year fix | 145% | 5.5% (two-year fix) | £1,129.80 a month | *Illustrative. The coverage ratios and stress rates are the ones set out in the buy to let section, not product terms, and lenders' stress rates change. Not an offer of finance.* The same property needs about £797 of rent a month on one structure and about £1,130 on another. That gap is why 85% buy to let is far easier to reach through a limited company or as a basic-rate taxpayer on a five-year fix, and much harder for a higher-rate personal borrower on a two-year product unless the rent is strong. Where the rent falls short, the lender reduces the loan to what the rent supports, which lowers the loan-to-value. ### Step 3. The term to age 85 A borrower aged 60 with a lender whose maximum age is an illustrative 75 has a 15-year term; with a lender that lends to 85, the same borrower has 25 years. On £170,000 at the illustrative 5.2%, that is about £1,362 a month over 15 years against about £1,014 over 25 years, a difference of about £348 a month. Later-life lenders and retirement interest-only products are the routes where the term is the constraint, assessed on income into retirement rather than on age alone. ### What decides the case The price and the deposit are fixed. A home buyer controls the tier, the term and the lender; a landlord controls the structure, the product term and the rent relative to the price; an older borrower controls the lender and the product. Run the arithmetic for your own case before applying. Related reading: the [buy to let mortgage guide](https://mortgagelane.com/guides/buy-to-let-mortgage-guide) covers the stress test in full; [90% LTV mortgages](https://mortgagelane.com/mortgages/90-ltv-mortgages) and [95% mortgages](https://mortgagelane.com/mortgages/95-percent-mortgages) cover the tiers above; [BMV mortgages](https://mortgagelane.com/mortgages/bmv-mortgages) explains how lenders treat a genuine discounted purchase. ## Related topics - [2026](https://mortgagelane.com/mortgages/90-ltv-mortgages)Mortgage[90% LTV Mortgages](https://mortgagelane.com/mortgages/90-ltv-mortgages)90% LTV mortgages: 10% deposit residential lending, rates by tier, flats, new builds and remortgages at 90%, and the answer on 90% buy to let.[Read more about 90% LTV Mortgages](https://mortgagelane.com/mortgages/90-ltv-mortgages) - [2026](https://mortgagelane.com/mortgages/first-time-landlord-mortgages)Mortgage[First Time Landlord Mortgages, Your First Buy to Let](https://mortgagelane.com/mortgages/first-time-landlord-mortgages)First time landlord mortgages: how the rental stress test sets your loan, why your tax band matters, stamp duty, company ownership and the Renters' Rights Act.[Read more about First Time Landlord Mortgages, Your First Buy to Let](https://mortgagelane.com/mortgages/first-time-landlord-mortgages) - [2026](https://mortgagelane.com/guides/buy-to-let-mortgage-guide)Guide[Buy to Let Mortgage Guide](https://mortgagelane.com/guides/buy-to-let-mortgage-guide)The complete buy to let guide: ICR stress testing with worked examples, limited company vs personal ownership, portfolio rules, valuations, tax mechanics, and every specialist scenario linked.[Read more about Buy to Let Mortgage Guide](https://mortgagelane.com/guides/buy-to-let-mortgage-guide) ## 85% LTV mortgage calculator Starting figures are an illustration: replace them with your own. Payments use the rate you enter, and the borrowing figure applies an income multiple after your credit commitments. The age result shows 0 if the age limit leaves no term. Explore your borrowing Start again Enter your figures in pounds. Your estimate updates as you go. Indicative maximum loan \- Enter your figures to see an estimate. Loan to value [Discuss your options](https://mortgagelane.com/contact) Indicative estimate only, subject to lender criteria, affordability and valuation. This is not a mortgage offer. Your home may be repossessed if you do not keep up repayments on your mortgage. ## Buy to let rent calculator Shows the monthly rent a lender would need to see at an 85% loan, on the two-year and five-year stress rates we commonly see. Starting figures are an illustration. Explore your borrowing Start again Enter your figures in pounds. Your estimate updates as you go. Indicative maximum loan \- Enter your figures to see an estimate. Loan to value [Discuss your options](https://mortgagelane.com/contact) Indicative estimate only, subject to lender criteria, rental assessment and valuation. This is not a mortgage offer. Your property may be repossessed if you do not keep up repayments on your mortgage. ## Frequently asked questions about 85% LTV mortgages **Q: What is an 85% LTV mortgage?** faq-id: what-is-an-85-ltv-mortgage An 85% LTV mortgage is a mortgage at 85% loan-to-value: a loan of 85% of the lower of the purchase price and the valuation, with a 15% deposit or 15% equity. In residential lending 85% is a common pricing tier boundary. In buy to let, 85% is the highest loan-to-value we see on the cases we arrange, and the rent test decides whether a case reaches it. **Q: Can I get an 85% LTV buy to let mortgage?** faq-id: can-i-get-an-85-ltv-buy-to-let-mortgage You can, from lenders that offer it, if the rent covers the stressed interest at the lender's coverage ratio: commonly 125% for limited companies and basic-rate taxpayers and 145% for higher-rate personal borrowers. In our experience 85% is the buy to let ceiling, and some lenders' buy to let lending stops at 75% or 80%. **Q: How much rent do I need for an 85% buy to let mortgage?** faq-id: how-much-rent-do-i-need-for-an-85-buy-to-let-mortgage On an illustrative 85% buy to let loan of £170,000, the rent needed is about £797 a month at 125% coverage on a five-year fix stressed at 4.5%, and about £1,130 a month at 145% coverage on a two-year fix stressed at 5.5%. Those stress rates are the ones we commonly see on the cases we arrange; each lender sets its own, and they change. Where the rent falls short, the lender reduces the loan. **Q: Are 85% LTV mortgage rates lower than 90%?** faq-id: are-85-ltv-mortgage-rates-lower-than-90 Usually, in residential lending: lenders price in loan-to-value tiers and 85% sits below the 90% tier, so a 15% deposit lowers the payment through both the balance and the rate. In buy to let, 85% products usually price above lower-leverage products, because the lender is at the top of its risk appetite. **Q: What deposit do I need for an 85% mortgage?** faq-id: what-deposit-do-i-need-for-an-85-mortgage An 85% mortgage needs a 15% deposit of the lower of the purchase price and the valuation, £30,000 on a £200,000 purchase, from savings, a gifted deposit with a gift letter or, on a remortgage, 15% equity. Buy to let deposits come from savings, equity or a limited company's funds. **Q: Can I get an 85% mortgage on a flat?** faq-id: can-i-get-an-85-mortgage-on-a-flat You can get an 85% mortgage on a flat, subject to the lender's property rules. New-build flats are not normally a constraint at this tier: on the cases we arrange, lenders go up to 95% on new-build flats, although each lender applies its own new-build rules. The lease length, service charge and building are assessed as on any leasehold flat. **Q: Can I remortgage at 85% LTV?** faq-id: can-i-remortgage-at-85-ltv You can remortgage at 85% loan-to-value with 15% equity, subject to the lender's valuation and affordability, and compare the remortgage against a product transfer with your existing lender. Capital raising at 85% is assessed on affordability, as on a purchase. **Q: Can I get an 85% mortgage with bad credit?** faq-id: can-i-get-an-85-mortgage-with-bad-credit Some specialist lenders offer 85% mortgages with bad credit, with pricing that reflects the severity and age of the credit events. On the cases we arrange adverse credit lending usually stops at about 90%, so a 15% deposit leaves a wider choice, and lender selection decides most cases. **Q: Can I get an 85% buy to let mortgage through a limited company?** faq-id: can-i-get-an-85-buy-to-let-mortgage-through-a-limited-company You can, from the lenders that offer 85%, and the company route often reaches 85% more easily because companies are commonly tested at 125% rental coverage rather than the 145% applied to higher-rate personal borrowers. Lenders may ask the directors for personal guarantees. **Q: Can I get an 85% buy to let mortgage on an HMO?** faq-id: can-i-get-an-85-buy-to-let-mortgage-on-an-hmo It depends on the lender's HMO criteria and on the valuation basis: a comparable residential valuation, as for a standard house, or an income-led or commercial valuation. Lenders set their own HMO limits, and our HMO mortgages guide explains the valuation bases. **Q: What is the maximum LTV for buy to let?** faq-id: what-is-the-maximum-ltv-for-buy-to-let The maximum loan-to-value for buy to let varies by lender, property, loan size and the landlord's circumstances: some lenders' buy to let lending stops at 75% or 80%. In our experience 85% is the ceiling, reached where the rent passes the lender's coverage test, and loans above 85% of value are not standard buy to let products. **Q: Can I get a mortgage up to age 85?** faq-id: can-i-get-a-mortgage-up-to-age-85 Yes, from later-life lenders and from mainstream lenders whose maximum age at the end of the term is 85 or more; on the cases we arrange some set no upper age limit. Income into retirement, such as pensions and investments, is assessed. Retirement interest-only and buy to let mortgages can also run into a borrower's eighties. **Q: What is the maximum age for a mortgage?** faq-id: what-is-the-maximum-age-for-a-mortgage Each lender sets the maximum age for a mortgage as an age at the end of the term rather than an age at application. It varies widely between lenders: on the cases we arrange some set no upper age limit and others may cap it at 85. Lenders assess income into retirement, and older borrowers use later-life or retirement interest-only products where a standard term would be too short. **Q: What is a retirement interest-only mortgage?** faq-id: what-is-a-retirement-interest-only-mortgage A retirement interest-only mortgage is a later-life mortgage on which the borrower pays the interest monthly from retirement income and the capital is repaid on sale, death or a move into long-term care, with no fixed end date. It differs from a lifetime mortgage, which does not require monthly payments and is separately regulated. **Q: Can a 70-year-old get a buy to let mortgage?** faq-id: can-a-70-year-old-get-a-buy-to-let-mortgage A 70-year-old can get a buy to let mortgage from a lender whose maximum age at the end of the term allows it, because buy to let affordability rests on the rent rather than the borrower's earnings. Some lenders set no maximum: Vida Homeloans, for example, says in its published intermediary FAQs that it has no upper age limit at the end of the term on buy to let (checked 1 October 2026; one lender's rule, which can change). **Q: Is 85% LTV a good level to buy at?** faq-id: is-85-ltv-a-good-level-to-buy-at For a residential buyer, 85% loan-to-value sits at a pricing tier boundary: products are usually priced below 90% ones, and on the cases we arrange there are fewer options at 90% for adverse credit and new-build flats, so a 15% deposit widens the choice. The 15% deposit also leaves a larger cushion if values fall. For buy to let, 85% is the ceiling we see and is reachable only where the rent test passes. **Q: What is an 85% mortgage calculator?** faq-id: what-is-an-85-mortgage-calculator An 85% mortgage calculator works out the loan at 85% of the price and the monthly payment, with 90% and 80% comparisons, the borrowing an income multiple supports and the term your age allows; the buy to let calculator shows the rent a lender needs at its coverage ratio and stress rate. Lender affordability and the valuer's rental figure decide the actual loan. **Q: Can I use a gifted deposit for an 85% mortgage?** faq-id: can-i-use-a-gifted-deposit-for-an-85-mortgage You can use a [gifted deposit](https://mortgagelane.com/definitions#def-gifted-deposit) for an 85% mortgage with lenders that accept gifts, usually with a signed gift letter confirming there is no repayment and no interest in the property, and evidence of the donor's funds and identity. Some buy to let lenders accept gifted deposits too; policies vary by lender. **Q: Is interest-only available at 85% LTV?** faq-id: is-interest-only-available-at-85-ltv Interest-only is restricted at 85% loan-to-value on residential mortgages: on the cases we arrange, residential interest-only usually tops out at 75%, and lenders such as Halifax and Nationwide publish a 75% interest-only maximum (checked 1 October 2026), so an 85% residential loan is normally on capital repayment or part and part. Interest-only is standard on buy to let mortgages at 85%, because the lender relies on the rent and the exit rather than capital repayment. **Q: How long does an 85% mortgage take to arrange?** faq-id: how-long-does-an-85-mortgage-take-to-arrange An 85% mortgage follows the same steps as any purchase mortgage, and the time from application to offer depends on the lender, the valuation and how quickly the evidence is supplied. An 85% buy to let mortgage also depends on the rent test, so the property and the structure are assessed before the application. ## Talk it through with an adviser Let’s talk property finance ## Contact us **Call our team:** [+44 333 231 8206](tel:+443332318206) **Email us:** [enquiries@mortgagelane.com](mailto:enquiries@mortgagelane.com) **Opening hours:** Monday to Friday, 9am–6pm Closed Saturday and Sunday Your enquiry goes to our team, who will get in touch to discuss your next steps. Fields marked are required. First name Last name Email Phone What can we help with? Residential mortgage Remortgage Buy to let Bridging finance Commercial Something else Tell us about your enquiry I am happy to receive occasional mortgage news and rate updates. Send enquiry We use your details to respond to your enquiry and, if you opt in, send updates. See our [privacy policy](https://mortgagelane.com/privacy-policy). Published: 2026-09-11 Last reviewed: 2026-10-08 Source: https://mortgagelane.com/mortgages/85-ltv-mortgages